I am new to this forum. Dont live in india, but have plans to return in another 5-10 years. Recently decided to buy property in gurgaon. Looking for a good investment option. I am looking something in 1-2 cr range depending on how much time it will take to give all that money. Prefer to give in all checks. Can arrange for 20-40L cash component also. So far have been looking at new projects. Some of the ones I have shortlisted are:
G99 plots
BPTP amstoria floors
Ansal escencia floors
Palm hills
Palm gardens
Dlf primus
Unitech anthea floors
I really need some serious advise regarding which project to book? Some seniors please advise!
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  • Originally Posted by Raj1164
    I am new to this forum. Dont live in india, but have plans to return in another 5-10 years. Recently decided to buy property in gurgaon. Looking for a good investment option. I am looking something in 1-2 cr range depending on how much time it will take to give all that money. Prefer to give in all checks. Can arrange for 20-40L cash component also. So far have been looking at new projects. Some of the ones I have shortlisted are:
    G99 plots
    BPTP amstoria floors
    Ansal escencia floors
    Palm hills
    Palm gardens
    Dlf primus
    Unitech anthea floors
    I really need some serious advise regarding which project to book? Some seniors please advise!


    One of my friends recently bought in resale palm gardens for 4950/-

    Antehea floors will be a good place to live in , with next 5-10 years horizan, available bigger floors from company directly

    word of caution - if you have 5-10 years horizon.. and reading the forum .. makes me feel that you should not rush at this stage..because market could been soon in correction mode.. please read the threads on gurgaon forum

    This is all based on my understanding and limited knowledge as i m also based outside india, but have couple of investments there along with my own residence....

    seniors are the best to comment...

    cheers
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  • Thankyou sareen bhai. But every few months i come back and see the prices go further. I do not see any significant corrections in india like here in the US. Dew seems to be a good investment options. Any new good projects booking available there?
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  • Originally Posted by Raj1164
    Thankyou sareen bhai. But every few months i come back and see the prices go further. I do not see any significant corrections in india like here in the US. Dew seems to be a good investment options. Any new good projects booking available there?


    You see the prices what the estate agents show you and this is correct to some level, but this does not mean you have seen everthing:) again this is to my understanding.. to see ground realities you have to be there for longer period which NRI's unfortunately cant afford to do so and that is what well known by everyone...

    i am based in Uk mate, dEW is just behind my gurgaon residence(palam Vihar).. recently ansals have launch one project around 4000 psqt, i think, please read the forums.. tata has launched another project there.. and to be honest a lot of resale options...

    in general gurgoan/manesar has a variety of projects.. it depends how much luxury you want

    again my analysis, india is developing economy.. in UK current interest rate is .5 percent.. in india...it is around 10 perecnt ..
    similar ratio exists for growth rate..also..

    repercussions of slowdown happens first in developed countries and then to developing .. so india is yet to feel the heat...

    hope this helps..


    cheers
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  • Raj, I noticed that you are interested in investing in DeW, and hence am suggesting IB Enigma. Not sure if you are aware of the project, or not, but am recommending it for the following reasons:

    1. Within your budget of around 2 CR (resale seems to be available around 6k). Try tower D where instalment of around 40 lacs has gone as yet.

    2. High-end specs

    3. Decent size flats 3350 sq ft, and above

    4. The project is in vicinity of Chintels (resale 5500), Mahindra Aura (4900-5100) etc. It has not seen the kind of appreciation that other projects in the same area have witnessed. Dont ask me why because I am searching for that answer as well. However, my believe is that water has to find its level, and the market should discover this project sooner rather than later.

    5. I found the architecture of towers A - D quiet interesting, and unique

    I have recently made an investment in Indiabulls Enigma Sec 110 because of the above reasons, so I am biased towards it. However, if someone has contrary views on this project, I would be quiet keen to know them.

    Please do your due diligence on this project, and get advise from senior members like Rushil Arora, St Anger, Manoja, Amit Bhalla, Amit001 etc.

    Best of luck for your investment, and if you do make one, please share it on this thread.
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  • Get in Re-sale palm hills sec 77 without delay as longer u wait after I've posted this reply u will be paying more & more to get the same apartment : )
    Good luck ..... Drop me a thank you line after 6 months if u buy in the project : )
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  • Harpreet bhai. 3500 6K is a little beyond budget. besides I might plan to use it as a rental property later. dont know if such high end would rent out that easily.
    Malikd, I am seriously considering Palm hills. Called Emaar a few days back. They said there are new towers coming up for booking at 6750 psf.
    Senior members -----Rushil Arora, St Anger, Manoja, Amit Bhalla, Amit001 etc. please help . dont have much time. will have to decide soon.
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  • palm terraces or palm terraces select

    If you are looking at gcx, then emaar mgf palm terraces (PT) or palm terraces select (PTS) are also good options. Both projects are bang on gcx. PT is 2100 sq ft and PTS is 2410 sq ft. Both are 4 BHK + servant room. PT is low rise and PTS is mid-rise.

    Recently a number of infra projects have been announced that make gcx a good bet - signal free toll road from current gurgaon toll till intersection of gc and gcx road, widening of sohna road etc.

    I am copying this from an earlier post I had written:
    - PT is a part of Palm Drive, which includes other projects like Premier Terraces, Sky Terraces, Palm Studios. Palm Terraces has a separate club and pool within Palm Drive. PTS is not a part of Palm Drive though it is right next door, separated by a sector road
    - Both have 2 apartments per floor
    - Construction update: The external structure is ready for Palm Terraces and they are about to finish internal brick work. In PTS, construction has not yet started but is about to start from what I have read on the forum
    - In PT, around 70% of payment has been made to the builder. I am not sure for PTS, it might 20% to 30%
    - Palm Terraces Select (PTS) has VRV Airconditioning while Palm Terraces (PT) has split ACs in all rooms
    - PTS has basement parking while PT has parking outside the apartments
    - PTS has a heated pool while PT has a "normal" pool
    - PT is G+4, except for two towers at the back that are G+9 or G+12. PTS is G+9/11

    With PT, you can start earning rental in two years. Current price is Rs 6500 psf for PT and Rs 7000+ for PTS. If you are buying in PT, look for a flat facing the central 3 acre park.

    Here are the latest photos for PT:
    https://www.indianrealestateforum.com/forum/city-forums/ncr-real-estate/gurgaon-real-estate/28539-gurgaon-gcx-sector-67-projects-and-other-sector-photos-an-update/page19?t=30447&page=19

    Considering all these factors, I bought a unit in PT 6 months back.

    You can also go through this thread for more info:
    https://www.indianrealestateforum.com/forum/city-forums/ncr-real-estate/gurgaon-real-estate/11449-palm-terraces-select-emaar-mgf-sector-66-gurgaon8206?t=13800

    Originally Posted by Raj1164
    I am new to this forum. Dont live in india, but have plans to return in another 5-10 years. Recently decided to buy property in gurgaon. Looking for a good investment option. I am looking something in 1-2 cr range depending on how much time it will take to give all that money. Prefer to give in all checks. Can arrange for 20-40L cash component also. So far have been looking at new projects. Some of the ones I have shortlisted are:
    G99 plots
    BPTP amstoria floors
    Ansal escencia floors
    Palm hills
    Palm gardens
    Dlf primus
    Unitech anthea floors
    I really need some serious advise regarding which project to book? Some seniors please advise!
    CommentQuote
  • I am quoting Amit's suggestion to you because I feel this is the best option available for you.

    Sitting outside India I guess peace of mind would be of price importance.

    Hence if you can manage any property on Gcx, it will give you surety of rental s on possession, faster and higher appreciation and also a good location for you to eventually settle down.

    If I go by the above mentioned criteria and if you can afford it then dont look beyond Gcx. If correction happens, its the far off areas that would see some strain first. Dew has a long way to go before it becomes completely habitable.

    Now coming back to choices on Gcx, well the answer is very few. All the properties have become very expensive and hence Emmar looks attractive.
    There is a delayed delivery risk but then thats factored in their price as well. All the options of Emmar on Gcx are on discount Vs the prices of Ireo.

    Since your time horizon is 5-10 years, delay delivery is not going to trouble u most. Secondly I have seen lots of members picking up Emmar off late which shows that the the undervalued tag is bringing lots of investors in this.

    Hence you may select the one from the list mentioned by Amit below.
    Only word of caution would be to select the right project, correct tower, good location (floor) and with the better layout.
    There are many threads on IREF where all these factors have been discussed in detail so have a look.

    Lastly, please do not take any decision in haste. Market is very dull at the moment so you may take some time to decide as per the criteria I gave above and scout for good deal.

    But that dosent mean you sleep over it. 15-20 days would be more then enough to get the deal of your choice. Even if the delay in decision costs 100-200 per sq ft, dont worry but buy the property of your choice. This loss would be insignificant in 5-10 years horizon.

    You must also consult a good broker. Do not believe in the prices quoted on phone. Rate negotiated on table with cash in hand is the real rate.




    All the best,

    RA


    Originally Posted by Amitau
    If you are looking at gcx, then emaar mgf palm terraces (PT) or palm terraces select (PTS) are also good options. Both projects are bang on gcx. PT is 2100 sq ft and PTS is 2410 sq ft. Both are 4 BHK + servant room. PT is low rise and PTS is mid-rise.

    Recently a number of infra projects have been announced that make gcx a good bet - signal free toll road from current gurgaon toll till intersection of gc and gcx road, widening of sohna road etc.

    I am copying this from an earlier post I had written:
    - PT is a part of Palm Drive, which includes other projects like Premier Terraces, Sky Terraces, Palm Studios. Palm Terraces has a separate club and pool within Palm Drive. PTS is not a part of Palm Drive though it is right next door, separated by a sector road
    - Both have 2 apartments per floor
    - Construction update: The external structure is ready for Palm Terraces and they are about to finish internal brick work. In PTS, construction has not yet started but is about to start from what I have read on the forum
    - In PT, around 70% of payment has been made to the builder. I am not sure for PTS, it might 20% to 30%
    - Palm Terraces Select (PTS) has VRV Airconditioning while Palm Terraces (PT) has split ACs in all rooms
    - PTS has basement parking while PT has parking outside the apartments
    - PTS has a heated pool while PT has a "normal" pool
    - PT is G+4, except for two towers at the back that are G+9 or G+12. PTS is G+9/11

    With PT, you can start earning rental in two years. Current price is Rs 6500 psf for PT and Rs 7000+ for PTS. If you are buying in PT, look for a flat facing the central 3 acre park.

    Here are the latest photos for PT:
    https://www.indianrealestateforum.com/forum/city-forums/ncr-real-estate/gurgaon-real-estate/28539-gurgaon-gcx-sector-67-projects-and-other-sector-photos-an-update/page19?t=30447&page=19

    Considering all these factors, I bought a unit in PT 6 months back.

    You can also go through this thread for more info:
    https://www.indianrealestateforum.com/forum/city-forums/ncr-real-estate/gurgaon-real-estate/11449-palm-terraces-select-emaar-mgf-sector-66-gurgaon8206?t=13800
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  • hi raj,

    Just to provide a broader picture, there are projects with the range of 3k-4K psft in gurgaon/manesar area, and even in DEW(about 4 months back)

    these are definitely long term horizon projects.. by this i mean the area will require at least 5-7 years to become liveable

    cheers
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  • Thankyou Rushil and amit bhai. As I quoted earlier, I cannot arrange for the cash component more than 30-40 L. Being an NRI I can only pay in checks. Both these projects will have significant cash premiums. What do you guys have to say about the ansal escencia floors. That is also located pretty close. Are there any new projects in GCx available for booking or which has not been paid more than 30-40%. I am planning to make an upfront payment of 50-70 L. and rest in instalments. Also I will be visiting India only for 3 weeks. And as one of the member said it took him 2 months to finish the paperwork for resale. Is it possible to finish resale paperwork in 2 weeks?
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  • H Sareenbhai, Can you please name some of the projects on DEw worth looking into? I mean good by construction quality and location.
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  • Originally Posted by Raj1164
    H Sareenbhai, Can you please name some of the projects on DEw worth looking into? I mean good by construction quality and location.

    hi raj, my apologies for late reply as was on holiday, as suggested before.. there is a varied range of property from sub 3K level to as high as 11000/- per sq feet , and again my knowledge and experience says please do not expect standards for construction as in UK and US..

    as all my family and friends are in gurgaon. so whenever i visit india..i get a chance to see something new, i can quote u can example of my freind who got flat in uniworld gardens on sohna road, and i visited his place when he was given possession of his house(bare house), i was surprised to see the amount of work you still need to do on it to make it liveable, so please dont keep your expectations very high to be honest..

    Unitech is not a small name in gurgaon if not very big also:)

    Comparing new built house in UK and in india.. is quite a lot difference .. not sure about US.. the reason i have quoted this example is to bring a bit of mathematics..

    for example if you buy a flat with around 4K from builders which are not luxury ones and if a luxury is quoted to u for 5K levels suppose, so for a difference of 1K makes a difference of about 20 lacs if the apartment is 2000 squrefeet.. and i think to make your house luxury, dont require that much of money..so please dont get carried away with "luxury word only"..evaluate what luxury they are providing..

    on DEW is a long stretch of road.. and has variety of projects.. step 1 is you need to build your mind the type of project you want..i.e. ur budget and risk taking capacity as well...and weather you want to live there or not..

    as u mentioned in your earlier post that you are for investment and that too for 5-10 yeras horizon. i will say stay thinking beyound gurgaon.. this will reduce ur risk also as properties are cheap there..

    PM me if you want help in particular..can share prices on which my freinds/cousins recently baught...

    coming to the point you raised to senior members...regarding ur visit for just 2 weeks and doing the deal.. seniors are best to comment on that.. but my experience if u are looking for resale.. it will really take you couple of weeks to see the ground realities and make ur mind...

    and if u are looking directly from builder and if u know the builders in gurgaon..u dont need much of time.. only time u need to spend is finalizing/liking the location.. hope this helps..

    just again my analysis.. could be wrong...
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  • Thanks for the reply. As Mr. Rushil pointed out, being an NRI peace of mind is most important. So for me probably the best bet would some of the safer investment places like GCx and some of the more reputed builders. Appreciation in future may not be that much but atleast it will be safe. I am seriously thinking about some resale in GCx as mr. Rushil/amit pointed out PT/PT select/ emerald floors. As far as time for paperwork is concerned, I am planning to leave a power of attorney with a relative who can look after the property. Meanwhile do you have any opinion about Unitech anthea floors or Ansal sovereign floors. Also its only been 6 years for me outside india so I am pretty well versed with the construction quality in India.
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  • also how do I PM you. I dont see any link for PM.
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  • Hi

    I feel PGN is best project as per locaiton. Recently, I booked flat in Orris is soft launch which is located in sector 85. U may wish to have a look on Orris Spring home. The soft launch price is 5000 INR and expected launch price is 6000 INR and next payment is after 5-6 months.

    Cheers!!

    Originally Posted by Raj1164
    I am new to this forum. Dont live in india, but have plans to return in another 5-10 years. Recently decided to buy property in gurgaon. Looking for a good investment option. I am looking something in 1-2 cr range depending on how much time it will take to give all that money. Prefer to give in all checks. Can arrange for 20-40L cash component also. So far have been looking at new projects. Some of the ones I have shortlisted are:
    G99 plots
    BPTP amstoria floors
    Ansal escencia floors
    Palm hills
    Palm gardens
    Dlf primus
    Unitech anthea floors
    I really need some serious advise regarding which project to book? Some seniors please advise!
    CommentQuote